WELCOME
We are pleased to invite you to share your views on plans by Caddick for a new residential development on Land at Topcliffe Road, Dishforth.
Caddick is proposing to deliver up to 98 new homes, with suitable access, along with a range of other local benefits including public realm, biodiversity improvements, a playground/recreational area, a community allotment and landscaping.
This website has been created to present details of the proposed development and provide you with an opportunity to give feedback on the initial plans.
Please complete the feedback form provided on the
Have Your Say section of this website.
Once this process is concluded, Caddick will use the feedback gathered to refine the proposals and submit an outline planning application to North Yorkshire Council. All details relating to appearance, landscaping, layout and scale will be subject to a future reserved matters application.
CADDICK LAND
The Caddick Group which includes, Land, Developments, and Construction subsidiaries alongside Moda Living and Leeds Rhinos was founded in 1979 in Yorkshire. Still family owned, the company has grown steadily and now represents a project pipeline with significant capital deployed and invested across the UK.
In 2023 the Caddick Group launched Places for Life, the environmental social governance strategy with the vision of creating the best places in the country.
Caddick’s overall mission is to “deliver high quality, desirable and sustainable developments that provide long-term benefits and a positive legacy”.
Caddick has sought to directly reflect this mission through the proposals for the site.
THE SITE
The site is 7.13 hectares in size. It is currently in use for agricultural and equestrian purposes and bisected by modern fencing and field marking tape. Agricultural barns and associated hardstanding are located throughout.
The site is located immediately on the edge of Dishforth and is well related to the existing settlement, bordering existing housing to the south, west and north-west, making it a natural extension to the settlement.
It is within walking distance of local amenities, including a primary school, village hall, pubs and bus linkages providing access to the wider area.
The site is not within a conservation area and contains no above ground heritage assets.
It is located in Flood Zone 1 (therefore at the lowest risk of flooding) and is not constrained by any other environmental matter.
The application will be accompanied by technical reports in relation to ecology, landscape, drainage, access, highways and connectivity matters.
SITE LOCATION PLAN
Click on the above image to view a larger version
CONNECTIVITY PLAN
Click on the above image to view a larger version
VIEWS OF THE SITE
Click on the above images to view
VIEWS OF THE SURROUNDING AREA
Click on the above images to view
PLANNING CONTEXT
To address the chronic under supply of homes, the government made a commitment to build 1.5 million new homes and recent changes to national planning policy have been made to help support and realise this ambition.
Subsequently, North Yorkshire Council has identified that within the former Harrogate district, there is a significant shortfall in housing land. Dishforth is identified as a ‘Service Village’ within the Harrogate District Local Plan 2014-2035 (the current development plan for the area), where new housing development is directed to support the continued provision of a range of services and facilities.
Therefore, this site will deliver much needed new market and affordable homes in a suitable location, alongside a range of benefits for both the existing community and future residents.
SITE CONSIDERATIONS & OPPORTUNITIES
The site benefits from its seamless connection with the remainder of the village and connectivity into the wider transport network.
Caddick has sought to develop a landscape-led masterplan which would prove attractive to those wishing to take advantage of the site’s convenient location, whilst also supporting the growth and vitality of Dishforth. The masterplan has been informed by the site’s constraints and opportunities, namely:
CONSTRAINTS
-
Extensive tree and woodland screen planting would be contrary to the areas characteristics and should therefore be limited as outlined in the Harrogate District Landscape Character Assessment.
-
Development proposals should sit outside of the root protection zones relating to existing trees and hedges bounding the site.
-
Maintenance access to Soppa Gutter is required.
OPPORTUNITIES
-
Utilise the existing access off Topcliffe Road.
-
Create an integrated sustainable urban drainage scheme that provides areas of landscape amenity, combined with improved biodiversity, and water management outcomes.
-
The site has been primarily used for agricultural purposes, so there is significant scope to enhance the biodiversity value of the site.
-
Provide additional native planting around Yorkshire Water treatment plant compound to reduce the incongruous nature of the mature evergreen trees.
-
Frame and promote views towards Kilburn White Horse.
-
Centralising community facilities in Dishforth through the creation of a safe, accessible play area.
-
The inclusion of community allotments to support recreational opportunities and social interaction.
THE PROPOSALS
Caddick is proposing to deliver a range of much-needed, quality homes at the site, with the ability to provide a mix of housing types to meet local needs. The site has been carefully masterplanned to take account of its surroundings and the opportunities this presents.
In summary, the emerging scheme proposals will deliver the following:
01
Delivery of up to 98 new homes including affordable housing provision.
02
Provision of recreational space throughout the site.
03
Provision of community allotments for existing and future residents.
04
Provision of a children’s recreation and play area. There are currently no such facilities centrally within Dishforth.
05
Extensive landscaping with 45% of the site to be used for public open space and ecological enhancement.
06
Provision of safe and accessible vehicular and pedestrian links into the site.
07
Biodiversity improvements along Soppa Gutter.
08
Retention of all trees and hedgerows.
09
Opening public views to the Kilburn White Horse.
10
A scheme that can be designed within the Guidelines of Manual for Streets (MFS), MFS2 and the Council’s Residential Design Guide.
ILLUSTRATIVE MASTERPLAN
Click on the above image to view a larger version
THE BENEFITS
In addition to the delivery of new market and affordable homes, to which significant weight must be given, the proposed development would facilitate the following benefits:
SOCIAL BENEFITS
UP TO 98
new market and affordable homes
PLAY AND RECREATION FACILITIES
for existing and new residents in Dishforth
COMMUNITY FOOD GROWING OPPORTUNITIES
with new allotments / community orchard
ENHANCED CONNECTIVITY
through improving access to the existing public right of way network and into the village centre
ENVIRONMENTAL BENEFITS
70% BIODIVERSITY NET GAIN ON SITE
OPPORTUNITIES TO ENHANCE
the Soppa Gutter to the north of the site
A LANDSCAPE LED SCHEME
developed around a considered landscaping and drainage strategy
ECONOMIC BENEFITS
£17.8M
total capital investment
£15.5M
gross value added during the construction period
85 DIRECT FTE
(full time equivalent) construction jobs and 95 indirect construction jobs
£540,000 FIRST OCCUPANT EXPENDITURE
and £205,000 net additional expenditure
£210,000
council tax payments
£220,000
one-off New Homes Bonus payments
NEXT STEPS & FEEDBACK
As part of the online consultation, we are asking members of the local community and other interested parties to take part in an online questionnaire. Please complete the feedback form provided below.
Responses to this consultation are invited from now until Wednesday 30th July 2025.
Your feedback will be considered before the scheme is finalised for submission as an outline planning application to North Yorkshire Council.
North Yorkshire Council will provide another opportunity for you to comment on the proposals once the planning application has been submitted and validated.
Feedback and any queries you have regarding the initial plans can also be sent to the following email address: topclifferoad@lichfields.uk